MODERN
OFFICE
STANDARDS
POLAND
A GUIDE TO BEST PRACTICE IN THE
DESIGN AND SPECIFICATION FOR OFFICES
WRITTEN, DESIGNED AND PRODUCED BY
© 2016 CBRE & Rolfe Judd
© 2016 CBRE & Rolfe Judd
4
CONTENTS
FOREWORD
COMPANY PROFILES
A. OFFICE STANDARDS CLASSIFICATION
A1. Quality Criteria
A2. Location Criteria
A3. Classification Table
B. QUALITY CRITERIA
B1. Landmark Status (AD)
B2. Internal Layout and Grids (AD)
B3. Lobby/Reception (OB)
B4. Common Provision (OB)
B5. Car Parks and Servicing (OB)
B6. Lift Service (OB)
B7. Ceilings and Lighting (OB)
B8. Small Power (OB)
B9. BMS Systems (OB)
© 2016 CBRE & Rolfe Judd
B10. Structured Cabling (OB)
B11. Tenants' Plant Space Provision (AD)
B12. Power Supplies (OB)
B13. Floors (AD)
B14. Structure (OB)
B15. Amenities (AD)
B16. Daylighting (AD)
B17. Heating, Cooling And Ventilation (OB)
B18. Noise (OB)
B19. Sustainability Standards For Design And Construction (AD)
B20. Sustainability Standards For The Operation And Maintenance Of A Building (AD)
C. LOCATION CRITERIA
D. APPENDIX
D1. Measurement
D2. Statutory Requirements' Reference
D3. Standards Score Card
OB - Obligatory quality criteria
AD - Additional quality criteria
© 2016 CBRE & Rolfe Judd
3
SILESIA BUSINESS
PARK
SKANSKA KATOWICE
FOREWORD
THE TOOL IS
PARTICULARLY
HELPFUL FOR
CONTROLLING
COST AND QUALITY
AS THE OUTLINE
SPECIFICATION CAN
BE AGREED EARLY
IN THE PLANNING
PROCESS.
The Modern Office Standards, Poland
Guide, 2016 has been written and
produced by Rolfe Judd Architecture
and CBRE. Both companies are
international businesses with substantial
experience in the procurement, design,
letting and management of office
buildings. In addition, they also have
substantial practices in Poland and
are involved in the development of a
number of major projects with many
of Poland’s key office developers. The
purpose of this Guide is to provide a
benchmark standard for office space in
the fast developing Polish office market.
The ability to assess the class of any office
building is of great value for all the market
players - developers, funds, tenants, agents
and designers. We believe that this Guide
provides a definitive and comprehensive
assessment of best practice in terms of
office design, procurement, efficiency and
occupational standards for the benefit
of all participants within the industry.
There are 20 key criteria for determining
office quality standards. 12 of these
criteria are treated as obligatory (OB),
as they comprise non-negotiable
fundamentals in good office design. The
other 8 criteria are treated as additional
options for achieving a particular
classification (AD). The absence of two
or three of the additional criteria may
not necessarily preclude a building from
achieving an A-class rating. There are also
lower class measures for B and C ratings.
There has been some discussion
surrounding a classification split between
the major cities such as Warsaw and the
secondary and tertiary cities. In order
to compete with Warsaw as well as other
regional hubs in Europe, the opportunity
for a comparison of buildings’ standards
is invaluable. We are therefore of the
opinion that the classifications should be
applied equally across all markets with
the aim of creating a more level playing
field, consequently attracting world class
tenants and investors to look further afield.
The Guide, originally published in
September 2009 and re-published in
2010, has proven to be a popular tool
within developers, consultants, occupiers
and investors alike. It has facilitated
many design processes, assisted in the
understanding of the requirements of
a particular standard and determined
many briefs, specifications and costs of
a particular building type. The tool is
particularly helpful for controlling cost and
quality as the outline specification can be
agreed early on in the planning process.
Many elements such as technology, users’
expectations, investors’ awareness and
attitudes have evolved over the last five
years and significantly impacted on the
understanding of the building classes.
This Guide is part of an ongoing process
and will be further developed. You are
welcome to contact us if you would like
to discuss any aspect of the MOSP Guide.
© 2016 CBRE & Rolfe Judd
5
COMPANY
PROFILES
CBRE is the world's largest commercial real estate services firm. The Company has approximately 70,000 employees in over 60 countries
and serves real estate owners, investors and occupiers. CBRE offers strategic advice and execution for property sales and leasing, corporate
services, property, facilities and project management, appraisal and valuation, development services, investment management, research
and consulting. In Poland the group employs over 850 people including Corporate Outsourcing in 6 offices, offering a full scope of
real estate services and building value on each stage of commercial properties’ life cycle. Please visit our website at www.cbre.pl.
JOANNA MROCZEK
JONATHAN STEER
ŁUKASZ KAŁĘDKIEWICZ
Senior Director
Head of Research & Marketing
joanna.mroczek@cbre.com
Senior Director
Head of Building Consultancy
jonathan.steer@cbre.com
Senior Director
Head of Office Agency
lukasz.kaledkiewicz@cbre.com
Rolfe Judd Ltd is an international multidisciplinary consultancy providing planning, architecture and interior design services. We are
a design led practice with almost 50 years’ experience in delivering substantial projects for which we have won a number of
prestigious awards. We have expertise in commercial office, residential, mixed use urban regeneration and leisure sectors across
UK and Poland. For further details of our business and projects please visit our websites www.rolfe-judd.pl and www.rolfe-judd.co.uk
MICHAŁ SĘCZKOWSKI
MICHAŁ AFFANASOWICZ
Director
michals@rolfe-judd.co.uk
Director
michala@rolfe-judd.co.uk
6
© 2016 CBRE & Rolfe Judd
PROXIMO OFFICE
HINES WARSAW
ROLFE JUDD
© 2016 CBRE & Rolfe Judd
7
OFFICE
STANDARDS
C L A S S I F I C AT I O N
© 2016 CBRE & Rolfe Judd
Konstruktorska Business Center HB Reavis Warsaw
E A1
QUALITY
CRITERIA
BUILDING STATURE
1. Landmark Status (AD) - A landmark building recognised in a local context by brand name and/or visibility
(section B1)
BUILDING SPACE
2. Internal Layout and Grids (AD) - A highly flexible internal design, flexible layout grid and efficient plan with a good net
to gross ratio (section B2)
3. Lobby/Reception (OB) – Well-designed lobby and reception with 24 hour concierge, appropriately sized and designed for the
building size and use (section B3)
4. Common Area Provision (OB) - Cores are to be well planned and appropriately sized to service the building occupants
(section B4)
5. Car Park and Servicing (OB) - Good accessibility and car park provision for tenants and visitors, good access for deliveries
and building management services are essential for modern office buildings (section B5)
BUILDING TECHNICAL
6. Lift Service (OB) Minimum lift provision with a maximum waiting time of 30 seconds (section B6)
7. Ceilings and Lighting (OB) Provision of a modern ceiling with efficient lighting to meet minimum standards (section B7)
8. Small Power (OB): Good small power provision meeting minimum requirements (section B8)
9. BMS Systems (OB): A modern BMS system to control access and security, fire, life safety and other building services (section B9)
© 2016 CBRE & Rolfe Judd
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10. Cabling (OB): Provision of space
for cabling and IT infrastructure (section B10)
11. Te n a n t s ' P l a n t S p a c e Pr o v i s i o n ( A D ) C a p a b i l i t y
to accommodate tenants additional services such as IT rooms, satellite
dishes, UPS, etc. within the building (section B11)
12. Power Supplies (OB): Provision of multiple power sources to ensure a constant power supply
in the event of a local power grid failure (section B12)
13. Floors (AD): Provision of a raised floor (section B13)
14. Structure (OB): Minimum structural loading floor capacities for each office floor level with an area allocated for high
loading levels on each floor (section B14)
BUILDING COMFORT
15. Amenities (AD): Good local provision of amenities either on site or close by (section B15)
16. Daylighting (AD): Good levels of natural daylighting, minimum 70% of net lettable area to be located within 6m of an external
window, minimum floor to ceiling height of 2.7m (section B16)
17. Heating, Cooling & Ventilation (OB) Provision of a modern system of heating, cooling, ventilation and humidity control
to achieve good quality of internal climate (Section B17)
18. Noise (OB): A quiet office environment to meet minimum standards (section B18)
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© 2016 CBRE & Rolfe Judd
BUILDING SUSTAINABILITY
19. Sustainability Standards for the design and construction of the building (AD) to achieve one of: LEED Gold
Standard for Building Design and Construction and/or BREEAM Very Good Standard for the BREEAM
International New Construction Scheme. (section B19)
20. Sustainability Standards for the Operation and Maintenance of the Building (AD) to achieve one
of: LEED Gold Standard for Building Operations and Maintenance and/or BREEAM Very Good
Standard for the BREEAM In-Use International Scheme. (section B20)
QUALITY CRITERIA
A
Building should meet at least 17 out of 20 standard requirements
(12 obligatory + 5 additional)
Building should meet at least 15 out of 20 standard requirements
B+ (12 obligatory + 3 additional)
B
C
Building should meet at least 13 out of 20 standard requirements
(12 obligatory + 1 additional)
Building meets 12 and fewer out of 20 standard
requirements (Any points)
11
A2
LOCATION
CRITERIA
Location is considered to be perhaps the most important element in determining office buildings' class status. Only prime location
within the central business districts (CBD) or a defined office zone can really be considered as Class A locations. This part of the
classification system is therefore the primary designation in our classification guide.
LOCATION CRITERIA
A
Primary locations within the central business districts (CBD) and major or prestigious business park locations with
B
Secondary locations on the periphery of CBDs or on industrial or office estates located outside the CBD. These are good
C
Any other location not defined as class A or B.
12
excellent transport connections and a good variety of local amenities.
office locations with good transport connections and services.
© 2016 CBRE & Rolfe Judd
BUSINESS GARDEN
POZNAN
VASTINT POZNAN
© 2016 CBRE & Rolfe Judd
A3
CLASSIFICATION
TABLE
The full range of categories is illustrated below
AA
A Quality and A Location
BC
B Quality (B or B+) and C Location
AB
A Quality and B Location
CA
C Quality and A Location
AC
A Quality and C Location
CB
C Quality and B Location
BA
B Quality (B or B+) and A Location
CC
A Quality and A Location
BB
B Quality (B or B+) and B Location
EXAMPLE OF AB - CLASS OFFICE BUILDING:
Building meeting at least 17 out of 20 standard requirements (therefore achieving the 'A') and located on the fringes of the city centre
or in the non-central parts of the city but in a well-established business neighbourhood (therefore achieving the 'B').
14
© 2016 CBRE & Rolfe Judd
5 CHEAPSIDE
AMSPROP LONDON
ROLFE JUDD
© 2016 CBRE & Rolfe Judd
15
QUALITY
CRITERIA
16
© 20162016
CBRE
& Rolfe
MOSP
CBRE
sp. Judd
z o.o. - Rolfe Judd
©
Mennica Legacy Tower Golub Gethouse Warsaw
YB1
LANDMARK
STATUS (AD)
AN OFFICE LANDMARK BUILDING:
•
A local feature once constructed
•
Dominates a city square or junction
•
Dominates an area due to its notable design quality or architectural merit
•
Dominates an area due to its brand or the brand of its occupants
RECOMMENDATION
Landmark status and/or strong defining character or quality is required
to achieve this grade.
© 2016
RolfeJudd
Judd
MOSP 2016 ©
CBRE
sp. zCBRE
o.o. -&Rolfe
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B2
INTERNAL
LAYOUT AND GRIDS (AD)
A) GRIDS
There are many factors affecting the choice of a space planning grid
for an office building; component sizes, structural span restrictions,
offices sizes and car park grids. In many countries a 1500mm grid
is considered ideal as it works for office dimensions, car parking
and common building material sizes. In Poland however a grid of
1350mm appears to work most effectively, giving an 8.1m structural
grid. The facade design should enable the erection of a partition at
every 1.35m. It affords occupiers the ability to install cellular offices
of 2.7m wide by 5.4m deep. It works efficiently with the Polish car
park space size (which must be free of all column incursions), works
with many building component sizes and is efficient for both steel and
concrete structural frame span limitations.
It should be noted that it is not always possible to design an 8.1m grid.
Sometimes, on difficult inner-city plots or on plots with extraordinary
conditions other grid layouts might be more suitable and also achieve
the standard.
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© 2016 CBRE & Rolfe Judd
INTERNAL LAYOUT
AND GRID SHOULD BE
DESIGNED TO ALLOW
MAXIMUM FLEXIBILITY
IN CREATING THE
OFFICE AND PARKING
SPACE WITHOUT THE
NEED FOR EXTENSIVE
TRANSFER STRUCTURES.
PLANNING GRID & COLUMN GRID/OFFICE LAYOUT
8100 Typical
8100 Typical
2700
8100 Typical
2700
2700
1350
1350 1350 1350 1350 1350
Ideal column free floor plate
CELLULAR PLAN
OPEN PLAN
Typical:
1. Structural Grid 8.10m
2. Partition Grid 2.70m
3. Elevation Grid 1.35m
PLANNING GRID & COLUMN GRID/CAR PARK LAYOUT
8100 Typical
8100 Typical
5000
8100 Typical
5000
6200 (minimum 5700)
2500
2500
PARKING BAY
2500X5000
(MIN. 2300X5000)
9200
2500
OUTLINE OF THE BUILDING ABOVE
PLANT
ROOM
COLUMNS SET BACK FOR
EASIER MANOEUVRES
9200
PLANT
ROOM
1200
CORE
8700
LIFT
LOBBY
© 2016 CBRE & Rolfe Judd
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RECOMMENDATION
PLANNING GRID
•
1.35m related to facade divisions
•
Standard office module: 2.7m x 5.4m plus corridor of appropriate width (min 1.4m without any obstructions,
usually 1.6 - 1.8m)
COLUMN GRID
•
To suit 1.35m planning grid - an 8.1m column grid centre to centre (unless extenuating circumstances apply).
•
Parking bays must be fully clear of columns.
•
Central columns should be offset from parking bay front line to avoid clash with notional circulation zone.
B) OFFICE EFFICIENCY
Economically planned offices benefit both the developer and the
tenant; the more efficient the net to gross ratio the lower the cost per
m2 of net area.
A low rise, efficient office building is considered to be one with a net
to gross exceeding 85%; anything over 80% is usually considered
acceptable, anything below is usually not, unless there are special
circumstances. Tower buildings frequently achieve lower net to gross
A LOW RISE, EFFICIENT
OFFICE BUILDING IS
CONSIDERED TO BE ONE
WITH A NET TO GROSS
EXCEEDING 85%
ratios especially on the lower floor levels where structural components
and lift shaft members become space hungry. Efficiency in these buildings usually varies between 70 - 80 %.
Net and Gross Area definitions varies between different measuring systems, that are used across the market.
Developers use various measuring systems, thus it is difficult to compare buildings developed by different developers. Usually
net area is everything that can be leased: office space, corridors, toilets, retail space etc. Please refer to Section C to find
more considerations of the area measurement methods (The above figures / % mentioned in this paragraph are based on
RICS measurement method).
Efficiency is one of the factors creating flexible office space. Efficiently designed services easily allowing for multi-tenant
occupation are desirable.
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© 2016 CBRE & Rolfe Judd
OFFICE FLOOR PLATE EFFICIENCY
MA
X4
0m
X4
0m
MA
CORE
CORE
AREA
AREA
MA
X4
0m
0m
X4
MA
•
Maximum Escape Travel Distance 40m
•
When the internal arrangement is not known 80% of this distance should be used
•
Net: Gross about 85%
RECOMMENDATION
•
Achieve maximum % net to gross ratio for particular type of the building.
•
Allow at least 13m3 volume of free space per person and 2m2 area of free space per person. (*2)
•
For offices lower than 3m from floor to ceiling allow at least 15m3 volume of free space per person
C) OCCUPANCY LEVELS
Typical office occupancy levels range from 6 - 7m2 per person. It is recommended that all office buildings are designed to allow
for 1 person per 7m2 in the design of all building services. A word of warning however; if it is intended that the building should
cater for call centre occupation, trading facilities or other high density uses then densities of 1 person per 5m2 may be reached
and should be catered for.
© 2016 CBRE & Rolfe Judd
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D) CIRCULATION
Statutory requirements - it is common practice to provide office circulation corridors wider than that required for fire
escape provision.
RECOMMENDATION
Means of escape:
•
5m2 per person (for calculation if office internal layout is not provided) (*1)
•
Escape route minimum clear width 1.4m / 0.6m per every 100 people (counted proportionally) (*1)
•
Escape door minimum clear width 0.9m / 0.6m per every 100 people (counted proportionally) (*1)
•
Stairs flight minimum clear width 1.2m / 0.6 m per every 100 people (counted proportionally) (*1)
•
Means of escape is usually the driving factor to achieve optimum size / layout of the floor space
Banking And Financial Centre Nowy Swiat,
Golub Gethouse Warsaw
22
© 2016 CBRE & Rolfe Judd
PLAC ZAMKOWY BUSINESS
WITH HERITAGE
SENATORSKA INVESTMENT WARSAW
© 2016 CBRE & Rolfe Judd
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B3
LOBBY/RECEPTION
(OB)
A) LOBBY DESIGN
Lobbies or central reception spaces are important elements of high
class office buildings. They form the first impression for visitors. They
must be well designed, well lit, be obvious from the outside and
welcoming. The provision of facilities within reception area will greatly
depend on the building's size. They may be linked to a building's other
facilities.
There is no simple recipe as to how a reception area should be
designed. It depends on many factors such as location and size of
the building, its class, number of entrances, etc. Quality of finish is an
important aspect of these considerations.
The main lobby or reception combined with the BMS room, common
ground floor WCs, backrooms etc. should have an appropriate size
according to the building's layout but not exceeding 5 - 6% of the
building's net area. This space is defined as a part of the 'Add-on
Factor'.
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© 2016 CBRE & Rolfe Judd
LOBBIES OR CENTRAL
RECEPTION SPACES ARE
IMPORTANT ELEMENTS
OF HIGH CLASS OFFICE
BUILDINGS. THEY FORM
THE FIRST IMPRESSION
FOR VISITORS.
B) CONCIERGE SERVICES / 24 HOUR SECURITY
It is expected that Class A quality offices should have the facility to house 24 hour security. This will require security staff
room facilities to be provided in addition to the usual back of house facilities.
RECOMMENDATION
•
Well-designed reception space and facilities suitable for the particular building type.
•
24 hour secured access.
•
Reception space designed to provide good access control at the entrance level and to properly organize people's flow.
25
DOMINIKANSKI
SKANSKA WROCLAW
26
© 2016 CBRE & Rolfe Judd
© 2016 CBRE & Rolfe Judd
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B4
COMMON
PROVISION (OB)
A) CORE LAYOUT
The design of an efficient core is important for every office building. Each layout will vary according to the building plan but the
design objectives remain constant.
•
To provide an easy to use of lift, tolilets and service core layout
•
To minimise common parts areas whilst achieving maximum space standards and comfort levels
•
To provide well designed, attractive and robust common parts services that will elegantly and reliably serve the building for
15 - 20 years
•
Quality finishes
•
Easy access to the staircase for movement between the nearest levels
RECOMMENDATION
Toilet Provision – minimum recommended standards:
28
•
1 washbasin for every 20 people (*1)
•
If number of people is fewer than 10, toilet may be unisex (*1)
•
1 WC for every 20 women (*1)
•
Maximum travel distance to sanitary accommodation not exceeding 75m
•
1 WC plus 1 urinal for every 30 men (*1)
•
1 cubicle for ambulant disabled (*1)
•
Compact core arrangement
•
Cleaner’s cupboard at each floor
•
A minimal additional corridor access for multi tenanted arrangements
© 2016 CBRE & Rolfe Judd
(50m for disabled)
CELLULAR OFFICE LAYOUT
EXAMPLE CORE LAYOUT WITH TENANT DEDICATED TOILETS
TENANT 1
MALE
SERVICE
AREA
FEMALE
OPEN SPACE OFFICE LAYOUT
COMMON
AREA
LIFT
LOBBY
MALE
GOODS
LIFT
FEMALE
TENANT 2
Mechanical Services Risers To Facilitate
Transition of Ducts into ceiling Void
Toilet Recess to Improve Privacy
Duplication of Tenants Electrical/Data
Riser to Provide for Mulitple Tenancy
CELLULAR OFFICE LAYOUT
EXAMPLE CORE LAYOUT WITH COMMON TOILETS
TENANT 1
OPEN SPACE OFFICE LAYOUT
GOODS
LIFT
COMMON
AREA
LIFT
LOBBY
SERVICE
AREA
FEMALE
CIRCULATION AREA
CLEANERS
CPB
MALE
TENANT 2
Duplication of Tenants Electrical/Data Riser
to Provide for Mulitple Tenancy
Toilet Recess to Improve Privacy
Mechanical Services Risers To Facilitate
Transition of Ducts into ceiling Void
29
29
HOWICK PLACE
TERRACE HILL LONDON
ROLFE JUDD
B5
CAR PARKS
AND SERVICING (OB)
Many elements have an influence on car park provision. The number
of car park spaces might be dependent on the site's location its size or
Zoning Plan requirements.
In city centres limited car parking spaces number is usually provided
due to good provision of public transport and local environmental
policy. Sustainability issues and the resultant local plan restrictions
increasingly often provide maximum limits on car park spaces allowed
rather than minimum required. In situations when sufficient amount of
car park spaces is not possible to be provided other solutions should
be found (like stackers etc.).
Office buildings which aim to achieve quality class A should be
provided with secured, covered or sheltered car park spaces and
bicycle racks, meeting the BREEAM / LEED / Other certification
requirements. Charging places for electrical cars also should be
provided.
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© 2016 CBRE & Rolfe Judd
THE NUMBER OF CAR
PARK SPACES MIGHT
BE DEPENDENT
ON THE SITE'S
LOCATION ITS SIZE
OR ZONING PLAN
REQUIREMENTS.
A) CAR PARKING STANDARDS
PARKING BAY MINIMUM SIZE (*1)
•
2.3 x 5.0m (min. 0.5m between wall/column and car side)
•
min. 1.2m access along one side of the car for disabled parking bay
INTERNAL CAR PARK ROADS WIDTH (*1) SHALL BE MINIMUM
•
5.7m when parking spaces are located perpendicular (head-on)
•
5.0m when parking spaces are located perpendicular (head-on)
but 2.5m wide parking bay is required
•
4.0m when parking spaces are aligned at an angle less than 60°
•
3.5m when parking spaces are aligned at an angle less than 45°
•
3.0m when parking spaces are located parallel
CAR PARK CLEAR HEIGHT (*1)
•
2.2m measured to structural elements (e.g. beams, downstands)
•
2.0m measured to the bottom of service equipment
It should be noted that 2.2m is a minimum height for escape
purposes with local lowering not longer than 1.5m.
For other vehicles (commercial, public services) shall not be lower than:
•
2.7m clear (depends of height of service vehicles accessing car
park level)
CAR RAMP (*1)
Minimum width:
•
5.5m 2-way traffic
•
2.7m single-way traffic
Adequate ramp gradient should be provided
Warsaw Financial Center,
Allianz Real Estate, Tristan Capital Partners, Warsaw
© 2016 CBRE & Rolfe Judd
33
CARNABY COURT
SHAFTESBURY CARNABY LTD LONDON
ROLFE JUDD
34
© 2016 CBRE & Rolfe Judd
It is a good practice to provide heating cables to the first ramp to the carpark (even though it is located inside the building or is
covered)
VENTILATION (*1)
•
natural ventilation is most efficient and therefore if possible should be used - in open-sided car park (openings minimum
35% of wall, maximum distance between opposite walls with openings of 100m)
•
mechanical ventilation controlled by carbon dioxide and butane/propane detectors (in underground or other enclosed car
parks serving more than 10 cars)
FIRE SAFETY (*1)
Car park fire zone size, means of escape provision and connection between car park and building should be designed to meet
Building Regulations requirements.
CAR PARK LOADING
•
general 3.0 kN/m2. May vary if other vehicles will be allowed to access the car park.
B) SERVICING PROVISION
Access for commercial vehicles, Public Service Vehicles, Fire Tender Vehicle, Taxi drop-off points should be provided on-site or
in car park. When bigger vehicles enter the car park:
•
the height should be no lower than 2.7m clear (depends of height of service vehicles accessing car park level)
•
deck above underground levels / on-site fire route should be design to carry Fire Tender Vehicle Loading 100kN/axle
(3 axles). Fire Tender Vehicle requires 4.2m of clear height for passing through the covered passage / under the building.
RECOMMENDATION
•
10% of spaces for disabled is considered to be good practice
•
to provide taxi drop-off points and good access for commercial and public vehicles on site
•
to provide car parking for visitors
•
to provide cycle racks and motorbike spaces
•
to locate a city bike station in the building's proximity
© 2016 CBRE & Rolfe Judd
35
B6
LIFT
SERVICE (OB)
Minimum lift provision to achieve a maximum waiting time of 30 seconds.
RECOMMENDATION
LIFTS SHOULD BE DESIGNED TO ACHIEVE:
•
80% loading
•
Passenger handling capacity: 15% of total building population in a 5 minute period, number of occupants calculation
- 14m2 (NIA) per person minimum, subject to client occupancy requirements
•
Goods lift:
consider for buildings over 5,000m2
provide for buildings over 10,000m2
consider second goods lift for buildings over 25 - 30,000m2
•
At least one lift suitable for stretchers shall be provided (might be the goods lift if appropriate dimensions are allowed,
and if this lift serves all of the floors) (*1)
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© 2016 CBRE & Rolfe Judd
B7
CEILINGS
AND LIGHTING (OB)
A) CEILINGS
There are essentially three ceiling types for consideration; exposed,
enclosed or suspended ceiling systems.
Suspended ceilings of some type are traditional in Class A offices
throughout Europe and North America. They provide a flat, light and
regular ceiling plane. They usefully hide services and help control noise
and light levels.
Ceilings with services and structural grid exposed
are becoming more common especially in high
mass building types where the exposure of the
structural floor soffit (often concrete) can
be useful in helping control the internal
environment.
The ceiling finish and whether to install
a suspended ceiling or not is a matter of
design.
Business Garden Vastint Warsaw
SUSPENDED CELINGS
USEFULLY HIDE
SERVICES AND HELP
CONTROL NOISE AND
LIGHT LEVELS.
KONSTRUKTORSKA
BUSINESS CENTER
HB REAVIS WARSAW
38
© 2016 CBRE & Rolfe Judd
B) LIGHTING
The lighting in the office should be both comfortable and efficient, increasing the productivity of the working environment.
For lighting to provide both safety and comfort the following criteria described in Polish Standards must be fulfilled:
• Illumination level
• Uniformity
• Luminance distribution
• Glare reduction
• Colour (temperature) and colour rendering
• Blinking and stroboscope effect
• Maintenance factor
Avoiding high contrasts, light blinking and glare could reduce fatigue and discomfort of office staff.
Illumination level depends on type of tasks. According to building regulations for general office use the maintained
illuminance level shall not be less than 300 Lux, for computer based tasks not less than 500 Lux and in corridors not less
than 100 Lux.(*4)
In addition to fulfilling minimum levels of illumination on the working area, eg. desk surface the minimum lighting levels for
the rest of the surface must be satisfied.
Light sources give a wide range of colour impressions related to their colour temperature described in Kelvin degrees:
•
warm impression below 3000K
•
neutral colour impression 3300 - 5300K
•
cool colour impression above 5300K
The higher the illumination level is, the higher temperature of light source shall be used. For the offices best colour
temperature is 3000K or 4000K depending on whether warm or neutral lighting is required
Colour rendering index (Ra) for office areas shall not be less than 0.8.
© 2016 CBRE & Rolfe Judd
39
C) ENERGY CONSERVATION
Energy conservation in lighting could be provided by introducing:
•
dimmable system
•
daylight control
•
motion detector for presence control
•
energy efficient light sources
RECOMMENDATION
It is recommended that office buildings are equipped with the most modern energy efficient lighting system.
Lighting energy consumption is a vital factor in energy efficiency of the whole building.
40
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Q22
ECHO INVESTMENT WARSAW
B8
SMALL
POWER (OB)
Minimum recommended small power requirements are provided below.
RECOMMENDATION
Small Power Requirements (loading diversified)
•
Lighting: 10 - 15W/m2
•
Office equipment and air conditioning: 50W/m2
Some spare ways at riser distribution boards shall also be provided
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B9
SYSTEMS (OB)
Class A buildings require a high degree of control to run efficiently
and with flexibility to suit the requirements of a wide range of different
tenants. A comprehensive Building Management System (BMS) is
recommended as the best way to control the operation of the building
functions.
RECOMMENDATION
It is recommended to install a BMS to control / monitor the following:
•
Internal environment - heating/ cooling/lighting in an easily zoned
fashion
•
Central security control
•
Fire alarms and access for firemen at ground level
•
Overall energy efficiency
BMS
A COMPREHENSIVE
BUILDING
MANAGEMENT
SYSTEM (BMS) IS
RECOMMENDED
AS THE BEST WAY
TO CONTROL THE
OPERATION OF
THE BUILDING
FUNCTIONS.
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B10
STRUCTURED
CABLING (OB)
Cabling systems and requirements for IT services, power and lights are
changing rapidly. In order to cater for a variety of systems buildings
should be designed with maximum future flexibility. Because internal
cabling within the office space is usually part of the fit-out package its
category depends on tenants requirements. Building equipment should
allow for maximum flexibility.
RECOMMENDATION
•
BUILDING
EQUIPMENT
SHOULD ALLOW
FOR MAXIMUM
FLEXIBILITY.
Intake/frame rooms: some IT/telecoms providers will require dedicated rooms at the point of the services entry into the building (usually at basement level). Ideally access routes
for external data cables should be separated by a minimum distance of 10m.
•
Allow for server rooms (to provide suitable slab loading capacity bearings for servers, IT and cooling
equipment)
44
•
Allow for telecoms risers which are separated from electrical risers and minimum two redundant risers.
•
Allow for flexible raised floor
© 2016 CBRE & Rolfe Judd
B11
TENANTS' PLANT
SPACE PROVISION (AD)
Space is often required for tenants services at roof level or in the basement. This
requirement is often greater in multi tenanted buildings where, for example, a
number of tenants may require space for backup power generation, satellite or IT
services.
RECOMMENDATION
Allow space for:
•
Satellite dishes
•
Additional cooling capacity (for separate tenant cooling system)
•
IT intake rooms at basement level
•
Tenants’ services in mechanical and electrical risers
•
Tenants’ power generator and UPS
•
Gas suppression system for IT rooms
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NIMBUS
IMMOFINANZ WARSAW
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B12
POWER
SUPPLIES (OB)
An alternative independent power supply is required for Class A office buildings.
RECOMMENDATION
Alternative power can be provided via the use of a generator unit or a second independent power supply from a different
mains circuit from the primary supply.
Standby generator provided for life safety systems (if required). Provision of space for tenants generators may vary according
to the number of tenants to be accommodated and sharing of facilities.
SPACE IS OFTEN REQUIRED
FOR TENANTS SERVICES AT ROOF
LEVEL OR IN THE BASEMENT
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B13
FLOORS
Provision of a raised floor with good access for services such as electrical
and IT cabling is an essential requirement for a Class A office buildings.
Raised floor types and depths vary greatly but certain types of raised
floors have gained favour amongst tenants and developers for flexibility,
economy and robustness.
There are some other cheaper raised floors solutions, which allow for
cabling provision. They are not as flexible (e.g. cast-in channels) but
might be sufficient for some buildings. Sometimes, (e.g in refurbished
buildings) when it is impossible to fit raised floors, the other solutions
might be implemented.
RECOMMENDATION
•
120 - 150mm overall depth min 90mm clear access zone 300mm
for deeper floors (18m + core to facade)
50
•
300mm - 500mm for sub-floor air conditioning
•
500 or 600mm square metal floor tiles
•
Point loads of 3.0KN (over 25mm2)
© 2016 CBRE & Rolfe Judd
(AD)
PROVISION OF A
RAISED FLOOR WITH
GOOD ACCESS FOR
SERVICES SUCH
AS ELECTRICAL
AND IT CABLING
IS AN ESSENTIAL
REQUIREMENT FOR
A CLASS A OFFICE
BUILDINGS
B14
STRUCTURE
(OB)
Minimum recommended structural standards are provided below.
RECOMMENDATION
•
A Slab Loadings
•
Live - general office areas 2,0-3,0 kN/m2
•
Live - areas designed for higher loading such as server
rooms, archives, etc. – 6,0kN/m2
•
Partitions: 1.0kN/m2 Raised floors: 0.5kN/m2, ceilings and
services: 0,4-0,5kN/m2
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THE TIDES
SPÓŁKA THE TIDES WARSAW
52
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B15
AMENITIES
There is a growing expectation that an office building will meet a number
of needs of all employees. Therefore, additional amenities will be
required either on site or within easy walking distance in any building.
Such facilities as listed below could be incorporated in larger buildings
but their provision depends on the building's location.
The selection of amenities within the building should be carefully
considered as some of them may not be welcomed by tenants.
•
Cafe
•
Bank/ATM
•
Convenience store
•
Small supermarket
•
Restaurant / Canteen/ Bar
•
Kiosk
•
Services such as laundry, hairdresser or spa
•
Fitness and everything related
(AD)
THE SELECTION
OF AMENITIES
WITHIN THE
BUILDING SHOULD
BE CAREFULLY
CONSIDERED AS
SOME OF THEM MAY
NOT BE WELCOMED
BY TENANTS.
RECOMMENDATION
Good access to local amenities for lunch, convenience shopping/ banking etc. is a must. This may include facilities
provided in the locality
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GDANSKI
BUSINESS CENTER II
HB REAVIS WARSAW
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B16
DAYLIGHTING
A) FLOOR TO CEILING HEIGHT
The ratio of floor to ceiling height is important for comfort levels
within offices. The ratio affects lighting levels, as well as the feeling
of space and airiness. In general the deeper office floor plan the
greater floor to ceiling height is required.
RECOMMENDATION
(AD)
THE RATIO OF FLOOR
TO CEILING HEIGHT
IS IMPORTANT FOR
COMFORT LEVELS
WITHIN OFFICES.
Ceiling height
•
Open plan minimum height 3.00m required under Polish law but lower heights can be achieved with a SANEPID relaxation *1.
•
Minimum height for Class A offices is 2.7m.
B) WINDOW DESIGN AND DAYLIGHTING
It is considered desirable to have full height floor to ceiling windows where possible on office facades to give a good
distribution of light on to office floors. Smaller windows can be acceptable provided the minimum daylight levels are achieved.
40% glass as a percentage of facade area is considered a good guide to achieving minimum daylight levels.
Windows should be designed to afford good light, and good uninterrupted views out. Large window frame sections and
56
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transoms at eye level should be avoided. From the sustainability point of view, high performance glazed facades
should be provided.
Solar control must also be considered in terms of the building's orientation.
External, internal or interstitial blinds may be required. Individual local control should be provided for the shading
provision for each window. The greater the degree of control occupants have over their environment the happier they
tend to be.
From a psychological point of view, it is good practice to provide at least one openable window
per 2.7m office grid, but this can conflict with sustainability aspects of the building. Openable
windows can also cause lower performance of air conditioning and thus higher energy consumption.
RECOMMENDATION
•
1: window area to floor area ratio
•
Minimum 70% of the area to be located within 6m of a window
CEILING HEIGHT TO PLAN DEPTH RELATION
Max Pkan Depth = 2H - 2.5H
Ceiling Height
Standard: H= 3.0m
Recommended minimum: H= 2.7m
(with apostasy)
D = 5.4m - 7.5m
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B17
HEATING,
COOLING AND VENTILATION (OB)
Efficient, quiet and flexible heating cooling and ventilation systems are
required for all Class A buildings. Flexibility in operation must be matched
to any potential tenant subdivision. A 15 - 20 year life span is recommended
for all key system components.
A) MINIMUM/MAXIMUM INTERNAL
TEMPERATURE REQUIREMENTS
In the past there was an expectation to achieve approx. 22°C within offices
space during the summer period. Research has revealed there is no need
to over design services to maintain the standard 22°C as it is far too
expensive and energy consuming. To achieve the requirements of designing
a sustainable building without extensive cost there is a need to challenge our
mentality and expectations regarding a building's internal environment. For
design purposes temperatures 24 - 25°C for the summer period should be
assumed. Additionally as a standard, individual temperature control in office
rooms or in zones (in case of open plan offices) should be provided.
B) INTERNAL HEAT GAINS - SMALL POWER
•
Office equipment (diversified load): 10 W/m2
•
Risers / bus bars on floor distribution boards: 2% of installed power
•
Heat gains from Low Voltage Systems (security, fire detection, etc.) are so
small that they are usually omitted
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C) INTERNAL HEAT GAINS - IT SERVICES
•
Central server room: 30 kW
•
Local distribution points: 10 kW
D) INTERNAL HEAT GAINS - LIGHTING
•
5 - 10 W/m2
E) INTERNAL HEAT GAINS - OCCUPANTS
•
150W per person
RECOMMENDATION
Heating Cooling & Ventilation
Internal design temperatures:
•
Winter 20 - 21°C
•
Summer 24 - 25°C
Mechanical Ventilation Rates
•
Minimum outside air 30m3 per hour per person (*8). Higher exchange
creates better internal environment. It should be noted that best practice
is typically set at a minimum level of 36m3 per hour per person.
Humidity Control
•
Minimum 40% in winter, not controlled in summer
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B18
NOISE
(OB)
The level of the noise (maximum and minimum) within office space is very
important and has a big influence on comfort and employees' efficiency.
MAX NOISE LEVELS (*7)
•
Work requiring concentration: 35 dB
•
Conference rooms, directors rooms: 40 dB
•
Office rooms – 2 - 4 people: 45 dB
•
Office rooms – Open space 50 dB
RECOMMENDATION
•
To keep noise levels as low level as possible to increase the comfort of
the office environment
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B19
SUSTAINABILITY
STANDARDS FOR DESIGN AND
CONSTRUCTION (AD)
A) OVERVIEW
Whilst energy performance is seen as one of the key indicators of a sustainable building it is now accepted that a more holistic
view of the design and construction of a building should be taken when considering its sustainability credentials. The issues
that are generally considered include:
•
Health & Well Being
•
Energy
•
Transport
•
Materials
•
Waste
•
Water
•
Land Use and Ecology
•
Pollution
•
Innovation
The two primary certifying schemes operational in Poland, LEED and BREEAM, both seek to reward developer
behaviour that is better than that required by local or EU legislation. These schemes have therefore been adopted
here to help in the classification of office buildings and reward those that are developed in a sustainable way.
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B) LEED
The Leadership in Energy and Environmental Design (LEED) Green
Building Rating System™ is a third - party certification program
established by The US Green Buildings Council. LEED certification
is now well established in Poland through the local Green Building
Council www.plgbc.org.pl. This programme is a benchmark for the
design, construction and operation of high performance "green"
buildings, recognising performance in five key areas: sustainable site
development, water savings, energy efficiency, materials selection and
indoor environmental quality. Buildings are granted scores and qualify
LEED CERTIFICATION
IS NOW WELL
ESTABLISHED IN
POLAND THROUGH
THE LOCAL GREEN
BUILDING COUNCIL
WWW.BREEAM.ORG
for one of four levels of certification: Certified, Silver, Gold and Platinum.
LEED system is presented in detail at www.usgbc.org. The program is
continuously evolving, taking advantage of new technologies and advancements in building science while prioritizing energy
efficiency and CO2 emissions reductions in the latest 3rd version. An office building which receives a LEED certificate typically has
lower operating costs, secured asset value that avoids “brown stigma” and is healthier and safer for occupants, compared with
a regular office building.
As well as the building itself being certified during design and construction it is increasingly expected that the
building will be managed according to sustainable criteria to protect its classification status. As such certification
against Building Operations and Maintenance should now be expected for actively managed assets (see B20).
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C) BREEAM
The British Research Establishment or BRE has established the BREEAM
Standards originally for the UK but now used throughout Europe and
the Middle East. The BREEAM Standards for offices are simple means
of assessing buildings on a whole range of environmental issues
to arrive at one of a simple range of ratings: fair, good, very good and
excellent. BREEAM provide full details of their standards on their web site
www.breeam.org. They update the standards regularly and tie them into
EU legislative targets and developments. With the aim of making the
BREEAM
CERTIFICATION IS
ANOTHER VERY
POPULAR MEANS OF
ASSESSING BUILDINGS
IN POLAND
best Polish offices amongst the best in Europe, the target is to achieve
BREEAM 'very good' standard for all new office buildings.
An office building which receives a BREEAM certificate typically has lower operating costs, secured asset value that avoids
“brown stigma” and is healthier and safer for occupants, compared with a regular office building.
As well as the building itself being certified during design and construction it is increasingly expected that the building will be
managed according to sustainable criteria to protect its classification status. As such certification against BREEAM In Use
Parts 1 & 2 should now be expected for actively managed assets (see B20).
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B20
SUSTAINABILITY
STANDARDS FOR
THE OPERATION
AND MAINTENANCE
OF A BUILDING (AD)
OVERVIEW
The sustainable credentials of a building not only relates to how it
was designed and constructed but also in a large part as to how it is
operated and managed. Both of the certification organizations, LEED
and BREEAM, have schemes that directly address how a building is
operated and managed and the particulars of the schemes can be
found on their web site. A summary of the schemes at the time of
writing is given below.
A) LEED
LEED has a scheme dedicated to how a building is used and
managed called “Building Operations and Maintenance” scheme.
The scheme applies to existing buildings where little or no construction
work is ongoing and considers the following aspects on a weighted
basis in relation to certifying a building:
66
•
Location and Transportation
•
Sustainable Sites – Property Management
•
Water Efficiency
© 2016 CBRE & Rolfe Judd
THE SUSTAINABLE
CREDENTIALS OF A
BUILDING NOT ONLY
RELATES TO HOW IT
WAS DESIGNED AND
CONSTRUCTED BUT
ALSO IN A LARGE
PART AS TO HOW IT
IS OPERATED AND
MANAGED.
•
Energy & Atmosphere
•
Materials & Resources
•
Indoor Environmental Quality
•
Innovation
B) BREEAM
BREEAM has a scheme dedicated to how a building is used and managed called “BREEAM In Use International”.
The scheme applies to existing buildings and considers how the asset is managed and run. The scheme is comprised
of 3 parts and any of them can be selected for certification. There is also the possibility to certify parts 1 and 2 jointly.
Part 1 – Asset Performance
Part 2 – Building Management Performance
Part 3 – Occupier Management
For the purposes of classifying a building parts 1 and/or 2 are applicable. Part 3 is typically considered by tenant
occupiers.
Park Rozwoju Echo Investment Warsaw
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C
LOCATION
CRITERIA
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Business Garden Poznań Vastint Poznan
N
THE LOCATION OF AN OFFICE BUILDING IS CRITICAL TO ITS MARKET APPEAL. FOR MANY BUSINESSES ONLY THE
MOST CENTRAL LOCATION WITHIN A CENTRAL BUSINESS DISTRICT (CBD) WILL BE ACCEPTABLE AND THIS IS
CONSIDERED AS A CLASS A LOCATION. CLASS B AND C LOCATIONS ARE IN TURN LESS PRIME REAL ESTATE LOCATIONS.
RECOMMENDATION
CLASS A
Primary locations within the central business district (CBD) and major or prestigious office zone locations with excellent visibility,
accessibility for pedestrians (5 - 7 minute walk) and via the car, with at least two means of public transport nearby and a good
variety of local amenities.
CLASS B
Secondary locations on the periphery of CBD's industrial or office estates located outside the CBD. These are good office
locations with good access for pedestrians, via the car, public transport connections and services.
CLASS C
Any other location not defined as class A or B, in a non-established business neighbourhood.
THE LOCATION OF AN OFFICE
BUILDING IS CRITICAL TO ITS
MARKET APPEAL.
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APPENDIX
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Generation Park Skanska Warsaw
X D1
MEASUREMENT
The measurement of space is a live discussion topic in Poland.
Many standards have been adopted by developers and other
industry players but none of them have been agreed as a market
standard. It makes it difficult to assess what the net to gross ratio
of a particular building is, thus making it difficult to compare them.
24% - THE POTENTIAL
VARIANCE IN THE
AREA OF A BUILDING
MEASURED BY DIFFERENT
STANDARD (IPMS)
In Poland the following standards are currently in use:
a)
The Polish Standard PN-70/B02365 (one of two Polish standards in *5 measuring areas and volume of the
building. It is used in procedures defined in Building Law for existing buildings):
•
Specifies how to measure: Total Area, Structure Area, Net Area, Circulation Area, Service Area, Usage Area (Main and
Auxiliary)
•
Areas to be measured between unfinished surface of walls / structure elements (without lining, plaster, tiles etc.) at 1.0m
above floor level
b)
The Polish Standard PN-ISO 9836–1997 (one of two Polish standards *6 in measuring areas and volume of the
building. It is used in procedures defined in Building Law for newly constructed buildings):
•
Specifies how to measure: Total Floor Area, Internal Floor Area, Net Floor Area, Circulation Area, Service Area, Usage
Area (Main and Auxiliary), Building Envelope Area
•
Areas to be measured between plastered surface of walls / structure elements at floor height
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c)
GIF Lettable Area of Commercial Spaces Measuring Directive
Established by Society of Property Researchers in Germany and specifies Building Lettable Area (this method is related to the
German Standard DIN 277):
•
Measurement to be taken at floor height
•
Describes which areas shall be determined as lettable area exclusively dedicated for tenants and defined as common
lettable area
•
Describes which areas are not to be taken into account as lettable area: service use, stair flights, ramps, landings between
floors, lift shafts, vehicle communication areas, escape routes and stairs, atria, structural walls and columns, risers
d)
TEGOVA Standard
Specifies how to measure Building Lettable Area (this method does not comply with either of the Polish Standards. It is used
to calculate lettable office area for property researching purposes only):
•
Measurement to be taken at 1.5m
•
The area to be measured between internal surfaces of external building walls or in case more than 50% of the external
facade is glazed between the glazed surfaces
•
The area between the tenants to be calculated in the centre line of the division wall separating the tenants premises /
or to the centre line of opening in structural wall
•
Describes which areas shall be determined as lettable area exclusively dedicated for tenant: hydrants, electrical
distribution boards, kitchenettes and toilets, if dedicated for tenant
•
Describes which areas shall be determined as lettable common area: entrance halls, corridors, toilets, lift lobbies,
security rooms etc.
•
Describes which areas are not to be taken into account as lettable area: internal structural walls and shafts, plant rooms etc.
THE RICS AND MANY OTHER ORGANISATIONS
ARE LAUNCHING THE IPMS (INTERNATIONAL
PROPERTY MEASUREMENT STANDARD)
TO OVERCOME THE MANY STANDARDS USED
IN THE MARKET – POLAND IS NO EXCEPTION.
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e)
BOMA Standard
Established by the U.S. Building Owners And Managers Association (BOMA) (this method is
used to calculate lease area for rental purposes only):
•
The Boma Lease Measurement
•
Usable Area is the actual occupied area of a floor or an office suite
•
The Boma Lease Measurement Floor
•
Rentable Area - the tenant's pro-rata portion of the entire office floor, excluding
elements of the building that penetrate through the floor to areas below.
•
Boma Lease Measurement Building Common Area - includes those areas of a building
that are used to provide services to building tenants, but which are not included in the
office area of any specific tenant.
•
It also includes any associated common areas and is applied to the Floor Rentable Area
to calculate the Rentable Area.
•
Boma Lease Measurement Load Factor - the percentage of space on a floor that is not
usable plus a pro-rata share of the Building Common Area, expressed as a percent of Usable
Area (also known as the Common Area Factor, the Loss Factor, the Add-on Factor).
www.boma.org
f)
RICS Standard
Established by the Royal Institution of Chartered Surveyors and intended for use in the UK, however in Poland used
by UK origin developers & consultants. Provides definitions for accurate measurement of buildings required for valuation,
management, conveyancing, planning, taxation, sale, letting, or acquisition purposes.
•
Gross External Area - the area of a building measured externally at each floor level, suitable for town planning, rating
and council tax, building cost estimation purposes.
•
Gross Internal Area - the area of a building measured to the internal face of the perimeter walls at each floor level,
suitable for estate agency & valuation, property management purposes.
•
Net Internal Area - the usable area within a building measured to the internal face of the perimeter walls at each floor
level, suitable for rating, estate agency & valuation, property management purposes.
www.rics.org
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WARSAW SPIRE
GHELAMCO WARSAW
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D2
STATUTORY
REQUIREMENTS'
REFERENCE
*1 Ordinance of the Minister of Infrastructure regarding technical requirements for buildings and their location
service vehicles access routes
*2 Ordinance of Ministry of Labour and Social Policy regarding general health and safety at work
*3 Ordinance of the Minister of Infrastructure regarding energy certification of all buildings
*4 Polish Standard PN-EN 12464-1:2012 (Lighting)
*5 Polish Standard PN-70/B-02365 (Areas)
*6 Polish Standard PN-ISO 9836-1997 (Areas)
*7 PN-B-02151-03-1999,
PN-87/B-02151/02, PN-EN ISO 717-1, PN-EN ISO 717-2, PN-EN 12354-2,
PN-EN 12354-3, PN-EN 12354-4(Noise)
*8 Polish Standard PN-83/B-03430 (Ventilation)
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REGENT QUARTER
P&O DEVELOPMENTS LTD LONDON
ROLFE JUDD
© 2016 CBRE & Rolfe Judd
D3
STANDARDS
SCORE CARD
QUALITY CRITERIA
SCORE (1 OR 0)
Building Stature
1. A landmark building recognised in a local context by brand name and/or visibility. (Section B1)
AD
Building Space
2.
A highly flexible internal design, flexible layout grid and efficient plan with good net to gross ratio.
AD
(Section B2)
3. Well-designed lobby/reception with 24 hour concierge, appropriately sized and designed for the
OB
building size and use. (Section OB B3)
4. Cores are to be well planned and appropriately sized to service the building occupants. (Section B4)
OB
5. Good accessibility and car park provision for tenants and visitors, good access for deliveries and
building management services. (Section B5)
OB
Building Technical
6. Minimum lift provision with a maximum waiting time of 30 seconds. (Section B6)
7. Provision of a modern ceiling with efficient lighting to meet minimum standards. (Section B7)
8. Good small power provision meeting minimum requirements. (Section B8)
OB
OB
OB
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9. A modern BMS system to control access and security, fire, life safety and other building services.
(Section B9) OB
10. Provision of space for cabling and IT infrastructure (Section B10) OB
11. Capability to accommodate tenants additional services such as IT rooms, satellite dishes, UPS, etc.
within the building (section B11) AD
12. Provision of multiple power sources to ensure a constant power supply in the event of a local power
grid failure. (Section B12) OB
13. Provision of a raised floor. (Section B13) AD
14. Minimum structural loading floor capacities for each office floor level with an area allocated for high
loading on each floor OB (Section B14)
OB
OB
AD
OB
AD
OB
Building Comfort
15. Good local provision of amenities either on site or close by. (Section B15) AD
16. Good levels of natural daylighting, minimum 70% of net lettable area within 6m of an external window,
minimum floor to ceiling height of 2.7m. (Section B16) AD
17. Provision of a modern system of heating, cooling, ventilation and humidity control to achieve good
quality of internal climate OB (Section B17)
18. A quiet office environment to meet minimum standards (section B18)
AD
AD
OB
OB
Building Sustainability
19. LEED Gold Standard for Building Design and Construction and/or BREEAM Very Good Standard for
AD
the BREEAM International New Construction Scheme. (section B19)
20. LEED Gold Standard for Building Operations and Maintenance and/or BREEAM Very Good Standard
AD
for the BREEAM In-Use International Scheme. (section B20)
TOTAL
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LOCATION CRITERIA
TICK ON
A Primary locations within the central business districts (CBD) and major or prestigious business park
locations with excellent transport connections and a good variety of local amenities.
B Secondary locations on the periphery of CBD's or on industrial or office estates located outside
the CBD. These are good office locations with good transport connection and services.
C Any other location not defined as class A or B.
A Building should meet at least 17 out of 20 standard requirements (12 obligatory + 5 additional)
B+ Building should meet at least 15 out of 20 standard requirements (12 obligatory + 3 additional)
B Building should meet at least 13 out of 20 standard requirements (12 obligatory + 1 additional)
The Modern Office Standards: Poland guide has been developed with reasonable skill and care, however neither Rolfe Judd nor CBRE or their respective
subsidiaries shall be liable for any costs, losses, expenses or damages whatsoever arising out ofthe use of or reliance on this guide. Rolfe Judd and CBRE
makes no warranty, either express or implied, as to the accuracy of any data used in preparing this guide. The guide has no legal status in Poland and does
not therefore in any way supersede or replace any statutory or regulatory requirements. The guide does not constitute design or construction advice and is
for general information purposes only Professional advice should be sought in relation to any particular project.
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